109 Cabana Ct · Branson, MO 65737

$499,999

5 bd · 3.0 ba · 3,027 sqft · Other · 121 Days on market

Built 2003 0.30 ac lot $165/sqft · 6% below area Est $530k · 6% under $181/mo HOA · 4% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.9/30.0
• ARV discount +10.1/15.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• Appreciation +3.9/10.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 5-bedroom, 3-bath home located in the gated golf community of StoneBridge Village, offering a blend of comfort, functionality, and Ozarks charm. Ready for immediate occupancy, this well-maintained home is situated in one of the community's most desirable areas and features a bright, inviting interior with large windows and a cozy two-sided propane fireplace that creates a warm focal point between the main living spaces. The main level offers comfortable everyday living with spacious bedrooms, while the walk-out basement provides additional living space along with abundant storage. The living room flows seamlessly into the kitchen and dining area, featuring granite countertops and newer appliances including the stove, microwave, and dishwasher ideal for both daily living and entertaining. Recent updates add fresh appeal throughout the home, including new carpet in the main-level guest bedrooms, staircase, and basement, fresh paint in the two upstairs guest bedrooms and primary bathroom, plus a new shower door in the primary suite bath. Enjoy outdoor living with a large rear deck and covered lower patio, offering plenty of space for relaxing, grilling, or gathering with family and friends. Residents of StoneBridge Village enjoy access to community amenities including swimming pools, tennis courts, fitness center, walking trails, playgrounds, clubhouse dining, and golf. Conveniently located just minutes from Silver Dollar City, the Branson 76 Strip, Shepherd of the Hills, and Table Rock Lake, this home offers convenient access to shopping, entertainment, dining, and outdoor recreation. See Documents for the full list of community amenities, home features, POA information, and CCRs.

Key facts

• Newer appliances
• Granite countertops
• Covered lower patio

Tags

• GATED STONEBRIDGE VILLAGE
• TWO-SIDED PROPANE FIREPLACE
• GRANITE COUNTERTOPS
• NEWER APPLIANCES
• LARGE REAR DECK
• COVERED LOWER PATIO

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $500k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $490k (2.0% below list).
• Recommended offer: $440k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.5% in Branson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#32 in MO, #2,940 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: employment C-, crime F.
• Reeds Spring R-IV (rural): math 34% / reading 42% proficiency, ranked #182 of 324 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 341 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $178k; list at $500k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $439,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (median comp): $530,420
• List price: $499,999
• Delta: -5.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.86×
• Total profit: $-19,483
• Equity at exit: $93,149

10-year hold

• IRR: 4.8%
• Equity multiple: 1.39×
• Total profit: $54,949
• Equity at exit: $75,863

Cash invested: $140,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 65737

• Home prices YoY: -0.9%
• Active inventory: 341
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $4,900 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$166 /mo · $1,996/yr
• Insurance: −$208
• HOA: −$181
• Vacancy / Maint / Mgmt: −$1,029
• Net cashflow: $693

Break-even live

Break-even rent $4,022

Max offer price $499,999

Occupancy floor 81%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5558 State Highway 265 Unit 5BR Branson, MO	5.0	2.0	3500	$4,900	$1.40	44d	1	1.06mi

HOA detail

• Monthly dues: $181 · $2,172/yr
• Likely covers: landscapingpoolgymsecurity

Listing history 15 events

1. 2026-06-12
   statusdays on market $499,999 Pending 121 DOM
2. 2026-06-09
   days on market $499,999 Active 119 DOM
3. 2026-06-08
   days on market $499,999 Active 118 DOM
4. 2026-06-07
   days on market $499,999 Active 117 DOM
5. 2026-06-05
   days on market $499,999 Active 114 DOM
6. 2026-06-03
   days on market $499,999 Active 113 DOM
7. 2026-06-02
   days on market $499,999 Active 112 DOM
8. 2026-06-01
   days on market $499,999 Active 111 DOM
9. 2026-05-31
   days on market $499,999 Active 110 DOM
10. 2026-05-30
    days on market $499,999 Active 109 DOM
11. 2026-04-29
    price $499,999 1716-char remark

    Show marketing remark (1716 chars)

    Spacious 5-bedroom, 3-bath home located in the gated golf community of StoneBridge Village, offering a blend of comfort, functionality, and Ozarks charm. Ready for immediate occupancy, this well-maintained home is situated in one of the community's most desirable areas and features a bright, inviting interior with large windows and a cozy two-sided propane fireplace that creates a warm focal point between the main living spaces. The main level offers comfortable everyday living with spacious bedrooms, while the walk-out basement provides additional living space along with abundant storage. The living room flows seamlessly into the kitchen and dining area, featuring granite countertops and newer appliances including the stove, microwave, and dishwasher ideal for both daily living and entertaining. Recent updates add fresh appeal throughout the home, including new carpet in the main-level guest bedrooms, staircase, and basement, fresh paint in the two upstairs guest bedrooms and primary bathroom, plus a new shower door in the primary suite bath. Enjoy outdoor living with a large rear deck and covered lower patio, offering plenty of space for relaxing, grilling, or gathering with family and friends. Residents of StoneBridge Village enjoy access to community amenities including swimming pools, tennis courts, fitness center, walking trails, playgrounds, clubhouse dining, and golf. Conveniently located just minutes from Silver Dollar City, the Branson 76 Strip, Shepherd of the Hills, and Table Rock Lake, this home offers convenient access to shopping, entertainment, dining, and outdoor recreation. See Documents for the full list of community amenities, home features, POA information, and CCRs.

12. 2026-03-17
    price $529,900 1716-char remark

    Show marketing remark (1716 chars)

    Spacious 5-bedroom, 3-bath home located in the gated golf community of StoneBridge Village, offering a blend of comfort, functionality, and Ozarks charm. Ready for immediate occupancy, this well-maintained home is situated in one of the community's most desirable areas and features a bright, inviting interior with large windows and a cozy two-sided propane fireplace that creates a warm focal point between the main living spaces. The main level offers comfortable everyday living with spacious bedrooms, while the walk-out basement provides additional living space along with abundant storage. The living room flows seamlessly into the kitchen and dining area, featuring granite countertops and newer appliances including the stove, microwave, and dishwasher ideal for both daily living and entertaining. Recent updates add fresh appeal throughout the home, including new carpet in the main-level guest bedrooms, staircase, and basement, fresh paint in the two upstairs guest bedrooms and primary bathroom, plus a new shower door in the primary suite bath. Enjoy outdoor living with a large rear deck and covered lower patio, offering plenty of space for relaxing, grilling, or gathering with family and friends. Residents of StoneBridge Village enjoy access to community amenities including swimming pools, tennis courts, fitness center, walking trails, playgrounds, clubhouse dining, and golf. Conveniently located just minutes from Silver Dollar City, the Branson 76 Strip, Shepherd of the Hills, and Table Rock Lake, this home offers convenient access to shopping, entertainment, dining, and outdoor recreation. See Documents for the full list of community amenities, home features, POA information, and CCRs.

13. 2026-02-10
    listed $549,500 Active 1716-char remark

    Show marketing remark (1716 chars)

    Spacious 5-bedroom, 3-bath home located in the gated golf community of StoneBridge Village, offering a blend of comfort, functionality, and Ozarks charm. Ready for immediate occupancy, this well-maintained home is situated in one of the community's most desirable areas and features a bright, inviting interior with large windows and a cozy two-sided propane fireplace that creates a warm focal point between the main living spaces. The main level offers comfortable everyday living with spacious bedrooms, while the walk-out basement provides additional living space along with abundant storage. The living room flows seamlessly into the kitchen and dining area, featuring granite countertops and newer appliances including the stove, microwave, and dishwasher ideal for both daily living and entertaining. Recent updates add fresh appeal throughout the home, including new carpet in the main-level guest bedrooms, staircase, and basement, fresh paint in the two upstairs guest bedrooms and primary bathroom, plus a new shower door in the primary suite bath. Enjoy outdoor living with a large rear deck and covered lower patio, offering plenty of space for relaxing, grilling, or gathering with family and friends. Residents of StoneBridge Village enjoy access to community amenities including swimming pools, tennis courts, fitness center, walking trails, playgrounds, clubhouse dining, and golf. Conveniently located just minutes from Silver Dollar City, the Branson 76 Strip, Shepherd of the Hills, and Table Rock Lake, this home offers convenient access to shopping, entertainment, dining, and outdoor recreation. See Documents for the full list of community amenities, home features, POA information, and CCRs.

14. 2003-01-01
    soldstatus $177,660
15. 2003-01-01
    soldstatus $177,660

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,996 · $166/mo
• Projected year-2 tax: $4,850 · $404/mo
• Expected delta: +$2,854/yr (+$238/mo · 142.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,800
• − Mortgage interest: −$28,008
• − Property taxes: −$1,996
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,704
• − Management: −$4,704
• − HOA: −$2,172
• − Depreciation: −$14,545
• Taxable income: $170
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $8,278/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Reeds Spring R-IV
• NCES district ID: 2926160
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $42,158
• Composite: 32.06/100
• National rank: #5819
• State rank: #182 of 324 in MO

Livability — Branson

• Score: 77/100
• State rank: #32
• US rank: #2940

Category grades

Amenities A- Commute A+ Cost of living A+ Crime F Employment C- Housing A Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 28,460
• Population (ZIP): 8,279

Population outlook (Stone County) Hauer SSP2

• Today (2025): 28,147 people
• By 2030: 26,405 · -6.2%
• By 2040: 22,762 · -19.1%
• By 2050: 19,706 · -30.0%
• By 2075: 14,742 · -47.6%
• By 2100: 10,832 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 5% Slovak 4% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -37.3pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+61.1 2016: R+62.1 2012: R+49.2 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.17%
• Current HPI: 239.032
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+181.4% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $499,999 SOMO
• 2026-03-17 Price Changed $529,900 SOMO
• 2026-02-10 Listed $549,500 SOMO
• 2003-01-01 Sold (Public Records) $177,660 Public Records
• 2003-01-01 Sold (Public Records) $177,660 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,996 · -0.0% YoY. Source: county tax records.